9 Van Cleve Ave · Clifton, NJ 07011

$299,000

4 bd · 2.0 ba · 2,004 sqft · SingleFamily public records · 1 Days on market

Built 1921 3,484 sqft lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Extensive Water Damage throughout Property. Property Needs a Complete Gut Renovation. All Mechanical and Electrical Elements need to be replaced. Subject to Short Sale Approval. Sold Strictly 'As Is'.

Key facts

• 3,484 sq ft lot
• Garage
• Built 1921

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 7.4% vs local median 2.7% in Clifton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#110 in NJ, #2,833 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-, cost of living F.
• Clifton Public School District (suburban): math 21% / reading 40% proficiency, ranked #332 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.0%/yr); 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 860 units permitted in Passaic County in 2024 (614 in 5+ unit buildings).
• At $3,576/mo this rent would consume 58% of the median local household income ($74k/yr) (locally 2341% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Passaic County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,000

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.95% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-22,879
• Equity at exit: $44,582

10-year hold

• IRR: 5.2%
• Equity multiple: 1.42×
• Total profit: $35,296
• Equity at exit: $25,852

Cash invested: $83,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 07011

• Rents YoY: 5.0%
• Active inventory: 21
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,576 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$848 /mo · $10,180/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $284

Break-even live

Break-even rent $3,216

Max offer price $299,000

Occupancy floor 87%

Sensitivity live

Price	-10% $453	-5% $368	+0% $284	+5% $199	+10% $115
Rent	-10% $1	-5% $143	+0% $284	+5% $425	+10% $566
Rate	-1.0pp $434	-0.5pp $360	base $284	+0.5pp $206	+1.0pp $127

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Harrison St Unit 2 Passaic, NJ	4.0	2.0	2016	$3,295	$1.63	23d	1	0.71mi
160 W 4th St Unit 2 Clifton, NJ	3.0	1.0	1820	$3,000	$1.65	26d	1	1.44mi

Listing history 8 events

1. 2025-06-24
   status Pending
2. 2025-06-22
   listed $299,000 Active
3. 2023-01-09
   historical
4. 2020-06-24
   historical Under Contract
5. 2020-05-20
   listed $250,000 Active
6. 2006-05-19
   soldstatus $510,000
7. 2001-06-12
   soldstatus $250,000
8. 1996-10-25
   soldstatus $180,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $10,180 · $848/mo
• Projected year-2 tax: $10,180 · $848/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,907
• − Mortgage interest: −$16,749
• − Property taxes: −$10,180
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,433
• − Management: −$3,433
• − Depreciation: −$8,698
• Taxable loss: −$1,080
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $3,665/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clifton Public School District
• NCES district ID: 3403300
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 40% ▼ -8.00%
• Median HH income: $66,455
• Composite: 28.12/100
• National rank: #6820
• State rank: #332 of 472 in NJ

Livability — Clifton

• Score: 77/100
• State rank: #110
• US rank: #2833

Category grades

Amenities C- Commute A+ Cost of living F Crime B- Employment A+ Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clifton, NJ
• County: Passaic County · 360,294 people
• City population: 53,240
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,587
• Household income: $74,194
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2341.0

Population outlook (Passaic County) Hauer SSP2

• Today (2025): 525,915 people
• By 2030: 532,160 · +1.2%
• By 2040: 543,670 · +3.4%
• By 2050: 554,326 · +5.4%
• By 2075: 584,728 · +11.2%
• By 2100: 598,978 · +13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 56% White 33% Two or more races 22% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 8% Dominican 14%
• Common ancestry: Romanian 5% Italian 1% Subsaharan African 1%
• Foreign-born: 44% · Canada, Jamaica, Dominican Republic
• Languages at home: 30% English-only · Spanish 50% Russian/Polish/Slavic 6% Arabic 6%

Political lean MEDSL · Passaic

• 2024 margin: Toss-up / Even · D 46.9% · R 49.8% · Other 3.3%
• 2008→2024 swing: -24.6pp toward R · 2008: 21.7pp · 2024: -2.9pp
• All cycles: 2024: R+2.9 2020: D+16.5 2016: D+21.8 2012: D+27.3 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.65%
• Current HPI: 342.2342
• Rent YoY: ▲ 4.95%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+66.1% since first listed

8 events — show timeline

• 2025-06-24 Pending — MOMLS
• 2025-06-22 Listed $299,000 MOMLS
• 2023-01-09 Delisted — NJMLS
• 2020-06-24 Contingent — NJMLS
• 2020-05-20 Listed $250,000 NJMLS
• 2006-05-19 Sold (Public Records) $510,000 Public Records
• 2001-06-12 Sold (Public Records) $250,000 Public Records
• 1996-10-25 Sold (Public Records) $180,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $10,180 · +3.3% YoY. Source: county tax records.